DEC Officer Report

Application No.: 20/00174/B Applicant: Mrs Diana Turpin Proposal: Removal of rear doorway and creation of a doorway to side elevation Site Address: 57 All Saints Park Lonan Isle Of Man IM4 7LD Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.03.2020 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to drawings 100 and 102A both received on 14th February 2020. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 57 All Saints Park, Lonan, a two storey detached dwelling sited on the northern side of All Saints Park.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the removal of rear doorway and creation of a doorway to side elevation.

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant in the determination of this application.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Local Plan. The site is not within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 4.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

4.4 RESIDENTIAL DESIGN GUIDANCE provides information and guidance on new residential development.

5.0 REPRESENTATIONS - 5.1 Garff Commissioners have no objections (10.03.2020). - 5.2 Highway Services do not object (28.02.2020).

6.0 ASSESSMENT - 6.1 The key issues to consider in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and secondary the potential impact upon neighbouring residents.

• POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE
• 6.2 The proposed works to block the rear door and re-position to the gable elevation raise no concerns and would not be apparent from public views. Accordingly it is considered to be an acceptable form of development in this respect. POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS
• 6.3 The proposal will have little to no impact upon the neighbouring properties. Arguable there is a greater level of potential of overlooking through the new door, albeit this door serves a non-habitable room (utility room) and second has no direct views into the neighbouring dwelling. Accordingly, it is considered the proposal would be appropriate in this respect.

7.0 CONCLUSION - 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and would not have any significant impacts upon private or public amenities and as such the planning application is recommended for approval.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 01.04.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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